“We’re denser than Manhattan!” The Isle of Dogs responds to claims of NIMBYism

Canary Wharf, the Isle of Dogs. Image: Getty.

The Conservative councillor for Canary Wharf Ward, Tower Hamlets, responds to criticism that his ward is fully of NIMBYs.

The Isle of Dogs was accused last week of being full of NIMBYs who perhaps deserve imprisonment for objecting to new homes. Actually, they deserve a reward for coping with the delivery of more new homes and office space than anywhere else in the UK – and suffering from construction related disruption, noise and dust in the meantime.

The accusation was made after we objected to 2,000 new homes on the ASDA Crossharbour supermarket site, on the grounds that it would lead to the loss of a local petrol station and overshadowing of the fantastic Mudchute City Farm. It was suggested we should roll over and let it be built, London has a housing crisis and nothing should stop new homes, and anyway who needs cars when you have Crossrail coming? 

The housing crisis is not our fault: on the Isle of Dogs, we have been building more new homes than anywhere else in London. We will have the tallest and densest residential buildings in the UK: buildings like the The Spire, also the tallest in western Europe at 241 meters (791 feet), with 861 apartments; the 75-storey, 239 meter high, 984 apartment Landmark Pinnacle, built on the site of a former pub; or the 68 storey 220 meter high South Quay Plaza with 1,284 apartments in three towers.

At the end of 2016 we had over 60 tall buildings – those over 20 storeys in height – with planning permission. The housing crisis has occurred because the rest of London has not delivered at the same pace as we have.

But we cannot continue this rate of growth without a major investment in infrastructure – and even then, is it sustainable to be building a place denser then Manhattan while most of the rest of London goes undeveloped and remains low density? How do we ensure that the best place to live in London remains so, and that we build rather than destroy a community through poor planning?

We have two great problems. The first is the lack of awareness about the scale of development happening here: the GLA and Tower Hamlets Council almost seem embarrassed about what is happening. One forecast suggests a population of 150,000 people in the future, compared to about 56,000 today and 12,500 in the early 1980s.

Under construction right now we have residential buildings of 75, 68, 67, 60, 55, 56 and 53 storeys in height – plus many more between 40 and 50 storeys (the tallest residential building in the UK right now is the 50 storey St Georges Wharf tower). Three minutes walk from ASDA is the recently completed 45 storey Baltimore Wharf tower. Next to that will be the UK’s largest co-living site, with 706 apartments with shared facilities.

We have 19,500 homes with planning permission, and counting all sites where there is development activity underway we get to a total of around 36,000 new homes. The GLA would also like to add office space for another 110,000 workers at Canary Wharf adding to the 120,000 there today: surprisingly few live locally.


The densest small place in the UK according to the Office for National Statistics is Millharbour, in the middle of the island, with a population density equivalent to 90,000 people per km2 as of 2014. By the end of 2017, when two new developments complete construction on Millharbour the density will be around 120,000 people. The Upper East Side of Manhattan has 44,000 people. The next densest place in the UK has 57,000 people per km2.

This is all happening within 25 minutes’ walk of the ASDA site. We are also an island – and a floodplain – with rivers on three sides, and motorways and docks on our northern boundary. We only have two road exits, on either side of the island: our beautiful docks limit transport connectivity.

You would expect this level of growth to attract record levels of infrastructure investment: Canary Wharf is the third most important economic centre in the UK, and half of the UKs internet traffic goes through data centres in Blackwall. But this is our second big problem: a lack of new infrastructure to support that growth. Money earnt on the Isle of Dogs to fund new local infrastructure has historically been spent elsewhere in Tower Hamlets: we are the local cash cow.

In fact, rather than gaining new services and infrastructure we are losing them.

For example, last year we had four petrol stations in the E14 post code area. Two have been knocked down for redevelopment, ASDA is due to go and the last one Texaco on Cotton Street is in a physically small site which is often inaccessible due to traffic jams waiting to enter the Blackwall Tunnel. Yet the E14 postcode is the fastest growing place in the UK: including Poplar, we may well achieve a population of 250,000 people. That’s one fuel station for a place bigger than Brighton, York or Hull.

Something will get developed at the ASDA site: developers already have planning permission for 850 homes up to 23 storeys, yet had wanted to replace it with 2,000 up to 38 storeys. But we should not sacrifice quality of life by allowing anything to be built just because there is a crisis: that just stores up different problems.

London usually rates poorly on quality of life in international surveys and we need to do more to remedy this. Rather than building homes which are poorly thought out, which are not beautiful, which worsen the provision of infrastructure and which reduce the quality of life of existing and future residents we need to build the best homes possible: BIMBY (Beauty in my Backyard), not NIMBY.

It is also why we set up the Isle of Dogs Neighbourhood Planning Forum to ensure development is sustainable. Such a unique place requires unique solutions.

And if you do not believe any of the above I am happy to give you a personal tour of the area.

Andrew Wood is a Conservative councillor for Canary Wharf ward on Tower Hamlets council.

 
 
 
 

Councils are failing to protect tenants from bullying landlords

Rental properties in Coventry. Image: Getty.

If your rented home has a broken boiler, mould growing up the wall, or a kitchen that’s falling apart, you won’t be surprised to learn that it’s not unusual. But it’s by no means acceptable: serious defects in the home can harm your health, so the law rightly requires landlords to keep their properties free of them.

Nevertheless, one in seven private rented homes has at least one severe hazard, and is classed as unsafe. That’s more than 600,000 households spending a large portion of their income on something that could make them ill.

Councils have responsibility for enforcing standards in the private rented sector. If environmental health officers find hazards on inspections of rented homes, they can take enforcement action, such as serving an improvement notice on the landlord, who is then compelled to carry out repairs. Failure to comply can result in prosecution, or, since 2017, a civil penalty of up to £30,000.

Yet most councils are not using their powers. Generation Rent made Freedom of Information requests to 102 of the councils with the largest private renter populations. Just 78 reported the Category 1 (severe) hazards they found in 2017-18 – a total of 12,592 of them. But in the same period, these councils served only 2,545 improvement notices – so only 21 per cent of landlords with unsafe homes were forced to do anything about it.

Just eight councils had a ratio of improvement notices to Category 1 hazards of more than 75 per cent, and five appear to have issued no improvement notices in the whole 12-month period.

Some councils tell us that taking informal action – such as sending warning letters and “hazard awareness notices” – is usually enough to convince landlords to make repairs before they need to reach for an improvement notice, which involves more staff time. But this pragmatic approach means that tenants are left exposed to a retaliatory eviction.

Because landlords can evict tenants without needing a reason – under Section 21 of the 1988 Housing Act – many use this to intimidate tenants into putting up with unsafe conditions. In 2015 Parliament passed the Deregulation Act which makes a Section 21 notice invalid if the council has served an improvement notice for severe hazards.

Our data show that only a handful of councils are reliably providing tenants with this protection. If councils aren’t routinely using their powers then tenants will continue to be cowed into silence.

This week a new law comes into force which goes some way to addressing this lack of support. The Homes (Fitness for Human Habitation) Act 2018 gives people starting tenancies from Wednesday onwards the ability to take negligent landlords to court over hazardous conditions. As well as forcing landlords to carry out repairs without relying on councils – which are, after all, experiencing deep budget cuts – courts can also award compensation to the tenant.

But unlike council-issued enforcement notices, the Homes Act does not protect plaintiffs from the no-fault eviction notice their landlord might issue in response. While compensation would be incentive enough for some to take action, there is a risk that any award would be swallowed up in the costs of moving home.

You’re much more likely to have a squalid home if you are on a low income, so the threat of having to find a new home when you have negligible savings is a potent one. Rather than rely on the Deregulation Act, tenants need to have basic assurance that they won’t be evicted for no good reason. Abolishing Section 21 would mean landlords would need valid grounds for eviction, so they couldn’t simply hang the threat of a forced move over tenants living in damp, draughty conditions. This – along with restrictions on rent increases, that other weapon of intimidation in criminal landlords’ armoury – would finally give renters confidence to exercise their rights.

Last summer the government consulted on a proposal for three-year tenancies, which would be a step forward in preventing retaliatory evictions, albeit only within the fixed term. We are still awaiting ministers’ decision on the next steps, but pressure is building across the political spectrum. On Saturday, the conservative Centre for Social Justice joined the growing chorus to scrap Section 21. Without reforming tenancy law substantially, the government can expect bullying of tenants to continue and the number of unsafe homes to remain stubbornly high.

Dan Wilson Craw is director of Generation Rent.

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